Norris Ranch Offering Brochure
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NORRIS RANCH<br />
Preston, Idaho | Franklin County<br />
LISTED EXCLUSIVELY BY
TABLE OF CONTENTS<br />
INTRODUCTION 1<br />
LOCATION & ACCESS2-3<br />
PHYSICAL DESCRIPTION 4<br />
ELEVATION & CLIMATE 5<br />
IMPROVEMENTS 6<br />
WATER RIGHTS & IRRIGATION 7<br />
MINERAL RIGHTS8<br />
UTILITIES & SERVICES 8<br />
REAL ESTATE TAXES 8<br />
FENCES & BOUNDARY LINES 8<br />
RANCH HUNTING 9<br />
AREA HISTORY 10<br />
OFFERING PRICE & CONDITIONS OF SALE 11<br />
CONTACT INFORMATION12<br />
STATE & RANCH MAPS13-15
INTRODUCTION<br />
This solid ranch property near Mink Creek, Idaho is conveniently located about 14 miles outside of Preston. It is the second largest<br />
property on East Birch Creek Road and consists of about 465 deeded acres of which 197 acres are classified as crop land. The <strong>Ranch</strong><br />
includes a small home, classic barn, and shop. Cache National Forest shares a common boundary about 3/4 of a mile. The <strong>Ranch</strong>,<br />
which is perimeter and cross fenced, will run about 30 cows, and produce enough hay for the herd and sell the surplus hay. The<br />
property is bisected by the Mink Creek Canal, and Upper Birch Creek Ditch. The ground below the canal is irrigated with three<br />
wheel lines and some hand lines via water obtained through irrigation shares with Birch Creek Irrigation Company and Consolidated<br />
Irrigation Company. Backing up to Cache National Forest, deer and elk frequent the property, which is located in hunting district #77.<br />
— 1 —
LOCATION & ACCESS<br />
<strong>Norris</strong> <strong>Ranch</strong> is about 14 miles northeast of Preston’s downtown stoplight. Drive north out of Preston on Idaho State Highway 34. At the junction<br />
of Highway 36 just north of the bridge across the Bear River proceed 8 miles up Mink Creek Road to the turn off for Birch Creek Road.<br />
Approximate highway mileages from the <strong>Ranch</strong> are as follows:<br />
Preston, Idaho<br />
Montpelier, Idaho<br />
Logan, Utah<br />
Ogden, Utah<br />
Pocatello, Idaho<br />
Salt Lake City, Utah<br />
Jackson, Wyoming<br />
14 Miles<br />
35 Miles<br />
45 Miles<br />
75 Miles<br />
85 Miles<br />
130 Miles<br />
150 Miles<br />
— 2 —
LOCATION & ACCESS<br />
Excellent commercial airline service is available at the Salt Lake International Airport. Major airlines provide service to the region, including<br />
Delta, American, Southwest, United, and KLM which operate an average of 370 departures daily.<br />
Preston, Idaho was settled in 1888 and has served as the trade and education center for the Northern Cache Valley. It remains an agriculturallyoriented<br />
town with a population of about 4,000. This clean, attractive community maintains beautiful parks, nice rodeo grounds, primary<br />
health care facilities and a good array of farm equipment dealers. Preston, only about 12 miles from the <strong>Ranch</strong>, is the county seat of Franklin<br />
County and offers a hospital, medical and dental clinics, three banks and several grocery stores.<br />
The college town of Logan, home to Utah State University, is 45 miles away and still treats the farmer and rancher with great respect and<br />
appreciation. With a base population of nearly 52,000 supplemented by about 28,000 students at Utah State University, Logan provides social<br />
and cultural resources not found in many western agricultural regions. Many equipment dealers and suppliers provide excellent, competitive<br />
services and prices. A regional medical facility and established clinics provide additional health care resources.<br />
— 3 —
PHYSICAL DESCRIPTION<br />
The acreage of <strong>Norris</strong> <strong>Ranch</strong> is categorized approximately as follows:<br />
Irrigated Land below the Canal<br />
Improved Pasture Land<br />
Native Range<br />
Approximate Total<br />
63 Acres<br />
131 Acres<br />
271 Acres<br />
465 Acres<br />
— 4 —
ELEVATION & CLIMATE<br />
The improvements on <strong>Norris</strong> <strong>Ranch</strong> sit at an elevation of about 5,200 feet above sea level. The high point on the <strong>Ranch</strong> is the peak next to the<br />
national forest which sits at about 6,854 feet.<br />
The <strong>Ranch</strong> enjoys a wonderful four-season climate with the clear low-humidity air which attracts so many to the Intermountain West. Summer<br />
days will range from 70 to 85 degrees Fahrenheit and there can be a cold snap each winter for 3 or 4 weeks with night-time temperatures at 25<br />
to 30 degrees below zero. Monthly mean temperatures will range from about 20 degrees in January up to about 70 degrees in July. The average<br />
frost-free period usually begins about May 30 and ends about September 10th for an average of about 100 days. Typically, the Mink Creek Valley<br />
receives about 18 inches of annual precipitation, with about 8 to 9 inches falling from March through June.<br />
— 5 —
IMPROVEMENTS<br />
The <strong>Ranch</strong> includes a small home, classic barn, shop and other outbuildings.<br />
• Home: The modest 1945 1,450 square-foot home has 3<br />
bedrooms, 1 bathroom, kitchen and family room on the<br />
main level, and the basement is unfinished. It is heated with<br />
an oil furnace.<br />
• Barn: The solid, well-maintained gambrel-style barn is<br />
2,430 square feet.<br />
• Shop: The newer metal shop, which is 980 square feet, has<br />
a concrete floor and two large roll-up doors.<br />
• Fencing: The property is mostly perimeter fenced and cross<br />
fenced.<br />
— 6 —
WATER RIGHTS & IRRIGATION<br />
Mink Creek Canal goes through the middle of the <strong>Ranch</strong>, and the upper and lower Birch Creek Ditches also traverse the <strong>Ranch</strong> just below the<br />
canal and near the house. The <strong>Ranch</strong> includes water stock in upper Birch Creek Ditch and lower Birch Creek Ditch.<br />
The shares in the upper ditch equate to 71 hours 42 minutes every other week beginning at 8:50 a.m. May 3 rd and ending at 8:32 a.m. on May 6 th<br />
and so on, until high water is gone. This is more time than any other shareholder on the ditch. Water usually lasts until about July 1st.<br />
The shares in the lower ditch equate to 2 hours every week beginning at 4:00 p.m. May 1 st and ending at 6:00 p.m. May 1 st and so on.<br />
The property also includes 46 shares of water stock in the Consolidated Irrigation Company which equates to about 23 acre-feet of water. This<br />
water is drawn from the Mink Creek Canal via a Berkley Pump powered by a Perkins 4-cylinder diesel engine. It pressurizes a mainline that runs<br />
below the canal.<br />
Prior to installing the pump and diesel engine, the Seller was able to run two wheel lines with gravity pressure only.<br />
There is another mainline above the canal intended to irrigate the upper acreage.<br />
At one time, prior to the Seller’s ownership, land above the canal was irrigated. The Seller irrigated only land below the canal via three wheel<br />
lines and some hand lines during his ownership.<br />
The Irrigation Company orchestrates the leasing of excess water, and the Seller regularly leased additional water.<br />
WATER INFORMATION CONTACTS<br />
Maxine Waddups - Secretary, Consolidated Irrigation Co.<br />
208-251-0186<br />
Bryce Stromberg - Water Master, Consolidated Irrigation Co.<br />
805-588-4292<br />
Phee Crosland - Secretary, Birch Creek Irrigation Co.<br />
208-856-0580<br />
Lynn Jensen - President, Birch Creek Culinary Water<br />
208-852-2354<br />
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The Seller will convey with <strong>Norris</strong> <strong>Ranch</strong> 100% of whatever mineral, oil, gas,<br />
geo-thermal, hydro-carbon and gravel rights which they actually own, subject<br />
to reservations by previous owners. They make no representation as to the<br />
quantity or quality of any mineral or other subsurface rights appurtenant to the<br />
<strong>Ranch</strong>.<br />
— 8 —<br />
MINERAL RIGHTS<br />
UTILITIES & SERVICES<br />
The <strong>Ranch</strong> is serviced by Rocky Mountain Power. Telephone and internet service<br />
are provided by Century Link. The home is served by the Birch Creek Culinary<br />
Water System, and has septic sewer system.<br />
REAL ESTATE TAXES<br />
Property taxes for 2021 were approximately $1,694.00. The property is<br />
identified by assessor parcel numbers:<br />
RP03966.00<br />
RP03959.02<br />
RP03960.00<br />
FENCES & BOUNDARY LINES<br />
The Seller is making known to all Potential Purchasers that there may be<br />
variations between the property lines and the location of the existing fence<br />
boundary lines on <strong>Norris</strong> <strong>Ranch</strong>. The Seller makes no warranties with regard to<br />
the location of the fence lines in relationship to the property lines, nor does the<br />
Seller make any warranties or representations with regard to specific acreage<br />
within the fenced property lines.<br />
The Seller is selling <strong>Norris</strong> <strong>Ranch</strong> in an “as is” condition which includes the<br />
location of the fences as they now exist. Boundaries shown on any accompanying<br />
maps are approximate. The maps are not to scale and are for orientation<br />
purposes only. The accuracy of the maps and information portrayed thereon is<br />
not guaranteed nor warranted.
RANCH HUNTING<br />
Deer and elk use the South Canyon drainage to migrate to and from high ground and the forest. South Canyon drainage flows through the<br />
west end of the <strong>Ranch</strong>. Turkeys and grouse also frequent the area. The <strong>Ranch</strong> is located in hunting district #77.<br />
— 9 —
AREA HISTORY<br />
In 1873, Mink Creek was established as a Mormon colony about two years after Janus Keller and his three sons built a log cabin on nearby Strawberry<br />
Creek, just north of the present village. The four Kellers scythed the lush native meadow hay for their cattle and horses the first summer.<br />
Then Janus left two sons, ages twelve and fourteen, to look after their homestead claim, and returned to the rest of the family and his farm 60 miles<br />
south in Utah Territory. The twelve year-old became homesick and walked home; the older brother spent the winter alone, looking after the small place<br />
and the livestock. In April of 1874, his mother and the rest of the family arrived and established themselves permanently.<br />
Other Mormon families soon moved to the Valley. Grain fields were harvested with scythes, sheaves were bound by hand, and threshed with flails.<br />
Native meadow hay was cut by horse-drawn mowers wherever the land was level enough.<br />
In 1878, the first post office and two schools were opened. At one time Mink Creek’s population reached 500 and then dwindled to about 250 people.<br />
School children have been bussed down to Preston since 1965.<br />
— 10 —
OFFERING PRICE & CONDITIONS OF SALE<br />
<strong>Norris</strong> <strong>Ranch</strong>, as described herein, has been reduced in price and is now being offered at US $2,200,000.00 Cash. The conditions of sale are as<br />
follows:<br />
1. All offers to purchase or letters of intent must be in writing and accompanied by an earnest money deposit in the<br />
amount of $75,000;<br />
2. Earnest money deposits will be placed in escrow with First American Title Company of Preston, Idaho;<br />
3. All Prospective Buyers must demonstrate to the satisfaction of the Seller absolute financial capability to purchase the<br />
<strong>Ranch</strong> prior to scheduling an inspection of the property;<br />
4. The Seller will provide and pay for a standard owner’s title insurance policy issued by First American Title Company<br />
of Preston, Idaho. Any endorsements requested by the Buyer or any lender will be at Buyer’s expense. Title to the<br />
real property will be conveyed by trustees deed;<br />
5. Inventory of any personal property will be transferred via a separate Bill of Sale at Closing;<br />
6. All of the water rights and irrigation company water shares controlled by the Seller will be transferred to the Buyer<br />
at Closing, and all of the mineral rights which the Seller actually owns will be conveyed to the Buyer at Closing;<br />
7. Buyers’ Brokers are welcome and invited to contact Sam Sanders in our Salt Lake City Office for information<br />
regarding Cooperation Policies.<br />
This entire <strong>Offering</strong> is subject to errors, omissions, prior sale, change or withdrawal without notice and approval of purchase by the Seller.<br />
Information regarding land classifications, acreages, carrying capacities, crop yields, potential profits, etc., are intended only as general guidelines<br />
and have been obtained from sources deemed reliable; however, accuracy is not warranted or guaranteed by the Seller or Swan Land Company.<br />
Prospective Buyers should verify all information to their sole and complete satisfaction.<br />
— 11 —
Swan Land Company has been authorized by the Seller to act as their Exclusive Real Estate Agent on the sale of <strong>Norris</strong> <strong>Ranch</strong>.<br />
This <strong>Offering</strong> is based on information believed to be correct; however, it is subject to errors, omissions, prior sale and change or withdrawal<br />
without notice. Information contained herein has been provided by the Seller or obtained from other sources deemed reliable. The Agent does<br />
not, however, guarantee accuracy and recommends that any Prospective Buyer conduct an independent investigation.<br />
For more information or to make an appointment to inspect the <strong>Ranch</strong> please call:<br />
Sam R. Sanders – Broker<br />
Swan Land Company<br />
P.O. Box 9132<br />
Salt Lake City, Utah 84109<br />
Mobile 801.694.2092<br />
Toll Free 866.999.7342<br />
sam@swanlandco.com<br />
www.swanlandco.com<br />
A 48-hour notice is requested to make proper arrangements for an inspection of <strong>Norris</strong> <strong>Ranch</strong>.<br />
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NORRIS RANCH
Genuine. Devoted. Proven.<br />
866.999.7342 | WWW.SWANLANDCO.COM | INFO@SWANLANDCO.COM